Does the annexe require planning?
Yes as the annexe is classed as a dwelling it will require planning permission.
How long does an annexe take to be approved at planning?
Once an application is submitted and validated it takes 8 weeks at planning, however to compile the information etc we suggest the turnaround is 12 weeks.
What type of application is submitted to planning?
A householder application is submitted based on the annexe being an ancillary unit to the main house. We require supporting documentation of why the annexe is required ie medical reasons, family circumstances etc. The application if approved will have a condition attached that this building will only be used by relatives and cannot be rented out or sold separately from the main dwelling.
What external finish options are available?
Render in a variety of colours or western red cedar there are other finishes available, please ask at the site survey if you have anything in mind – no price difference, however if fire retardant paint is needed on the cedar additional costs will be incurred (this is required when the building is less than 3m from a boundary). Brick quoins and brick slips are available at an additional cost.
What foundations are used?
We use 500mm x 500mm x 500mm pad foundations as standard, however if clay soil is present and there are trees within the surrounding area screw pile foundations will be required and this incurs additional costs.
Do we remove existing buildings?
We can price for the removal of garages, sheds, walls etc at the site survey stage and this will be details separately on the quotation.
What is the usual lead time to start the build once the order is placed?
From placing the order we usually work on a 4 week lead time to create the scaled drawings, planning statement and liaising with the case officer for the planning authorities. We then work on a 4 week lead time from planning approval to being able to commence work on site; however this can vary dependent on current work schedules and is based on planning being approved and receiving the remaining 15% deposit required. Planning approval on average is a 8-12 week process.
What is included in the price of the annexe?
The annexe includes standard foundations, laminate flooring, fully plastered and decorated white, kitchen including units, worktops, sink, taps, hob and oven (as per floor plan in quote once site survey is carried out). Shower room including sanitary ware ie shower tray, screen, electric shower, WC and wash hand basin including vanity unit and water heaters. Also we install pendent lights and double sockets. Internal recessed down lighters for a flat roof annexe.
Can you install a wet room or bath?
Yes, however there is an additional cost incurred for both as a guide a wet room is an additional £2,000 and a bath is £1500.
Wet rooms are featured in these case studies:
Does an annexe require building control?
Yes, an annexe will require building control and we instruct an approved building regulations company to carry out all the inspections. This is included in the quote price.
Do we carry out planning?
We can submit an application on the client’s behalf at an additional cost of £1954.00 inc VAT. This includes creating the scaled drawings, planning statement and liaising with the case officer until the decision. We use a company called Plainview to carry out all the planning submissions.
Do you do 2 bedroom annexes?
It is possible to build an annexe to incorporate 2 bedrooms; however it is more difficult to obtain planning for larger annexes if there is not a legitimate reason why the second bedroom is required i.e for medical reasons. The larger the annexe and the more impact on the garden and surrounding area the more difficult it is to achieve planning approval.
I am looking to purchase a property to install an annexe?
The best thing to do here is contact the local planning department prior to booking a survey to find out how they feel about an annexe being installed. Also to take a look at the local planning website and find out what has been approved in the area this will give a good idea of how feasible approval will be. As planning is on a case by case basis until they actually go to planning they will not know for sure if an application will be successful.
We would suggest avoiding properties in greenbelt as it is very difficult to obtain planning in these areas.
How long does an annexe last?
As they are built to comply with building regulations the same as a house, there is no reason why the annexe will not last for decades as long as it is well maintained.
How long to does it take to build?
It depends on the size of the building but as a guide approximately 5-7 weeks.
Do you offer finance?
No, our payment structure is per the below:-
Planning Builds – planning fee and 10% deposit payable on commencement of planning, 15% payable to proceed to build, 25% payable on commencement of ground works, 45% payable on installation of plasterboard and final 5% payable on completion.